But, even if they would help you, why would you want your real estate agent to be contractually, morally, legally, and ethically bound to represent the best interests of the seller?

It sounds like this guest didn't know the rules (which isn't entirely their fault), but you're bound to them so I'm not sure you have a choice but to cancel if they don't want a lease.I know it can feel tough to give up a booking/sure thing like this, but my spider-sense says this reservation will not be worth the hassle and risk.Here's the other part though.

Your advantages is monolithic amounts of capital, and a loosing business model.

If the connections are done right and haven't come loose this is typically okay.

They will give you a lot of helpful information on the loan process, the price point you'd fall within, and just any other loose end questions you may have on the lending side of things.

Too many times here on BP, the term "Private Lender" is thrown around too loosely. 

You could additionally use a service like Legal Zoom that provides templates and some loose guidance for a slightly higher cost.

Thanks for all the responses, I think my gut it right to exit now, unfortunately my contract is no contingencies and so while I haven’t paid an EMD yet I will likely loose it.In the future I’ll make sure my agent has some kind of contingency in place, he was adamant that no contingencies is the way to go which ultimately he was right as I got the property under contract for 34k under asking.

The listing agent came back with the inspection report from the previous purchaser from May, and asked if I could use that and remove the contingency.As I read through the report, it became apparent why the buyer backed out-Loose vinyl siding with potential animals living inside, caulk/sealant missing from trim on doors, moisture intrusion on windows with soft spots and exterior cladding loose, shingles missing from roof with light visible from the attic, cracked floor joists, first floor uneven with large slopes (you could skydive off the leveler before you hit the ground), uneven stairs, signs of inward movement on the foundation with masonry recommendation, active leak in basement pipe.I'm trying to be creative in making this work.

In terms of finances this is where I stand: - 120,000 in HELOC for the renovations - 10 years of interest-only payments- 30,000 in credit cards that have been put on payment plans over the next 18 months - overall I will only pay an additional 3000 paying off the CCs this way- Potential property value increases between 150,000 to 300,000 after appraisal (based on loose comparable sales of properties in my area)The way I see it I have a couple of financing options for the next property assuming I use the potential new property value to do so, which leads to my question for the BP forum - How should I finance the next property?